ID-982917
2559 County Road 222
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Kootenai County, Idaho. Panhandle and Magic Valley acreage; out-of-state cash buyers set the pace.
View Kootenai market data →Step 1 · Is this a deal?
3 items to verify before you offer.
Little to no mapped wetland coverage.
Steep ground — expect meaningful site work to build.
Outside the mapped floodplain.
No legal access of record — resale is severely limited.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 7 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.
Comps, diligence flags, an offer number and what to ask the seller.
You need $33,553 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| ID-412881 Landlocked · Off grid | 6.8 | Jul 27, 2026 | $32,500 | 4,738 | 6,805 | 6.0 mi | 88 |
| ID-742363 Dirt · Power at road | 4.7 | Apr 10, 2026 | $32,100 | 6,823 | 6,541 | 5.6 mi | 76 |
| ID-231230 Paved · Off grid | 2.1 | Jul 19, 2026 | $15,700 | 7,576 | 6,003 | 7.5 mi | 68 |
| ID-412160 Dirt · Power at road | 4.1 | May 7, 2025 | $18,300 | 4,512 | 4,465 | 11.5 mi | 64 |
| ID-963917 Gravel · Power at road | 14.5 | Nov 2, 2024 | $113,200 | 7,799 | 7,377 | 10.9 mi | 59 |
| ID-101540 Gravel · Full utilities | 2.6 | Mar 28, 2024 | $18,700 | 7,230 | 5,192 | 5.8 mi | 59 |
| ID-354233 Gravel · Off grid | 18.3 | Apr 12, 2025 | $108,700 | 5,955 | 6,683 | 12.4 mi | 58 |
Show adjustment detail for the top comp
- Utilities (Off grid → Full utilities)+43.5%
Step 3 · Market it
Turn this underwriting into a listing
Generate a comp-priced headline, listing description, land-group post and cash-buyer email for this tract — then post it to the investor marketplace.